House Renovation Information

As most of you are aware, Auburn University and City of Auburn mandated that all fraternities install a NFPA 13 sprinkler system in fraternity houses by Fall Semester, 2008, to maintain occupancy in the structures. Chi Phi has always sought to maintain strict compliance with fire codes and inspection findings, as the safety of our brothers, especially those domiciled in the house, is taken very seriously by the Chapter Executive and Housing Corporation. However, given the age and relative condition of the house, such a system was never implemented, as the impact upon the structure would be significant – to the extent that the house would be unlivable during construction.

This mandate presented the Chapter with the following options:

1. Install the sprinkler system in the current house (a temporary closure of the house would be necessary);
2. Resolve to permanently close the living quarters of the house (all brothers would live out-of-house);
3. Re-locate to another existing structure;
4. Build a new house.

As 2008 approached, it was clear that any of the above actions would take considerable time and resources to implement. The Chapter Executive and Housing Corporation agreed that the house would remain usable for social events and chapter meetings, yet the living quarters would be closed throughout 2008 to maintain compliance with the sprinkler mandate. While a strain on the Chapter, this provided the necessary time for the Housing Corporation to evaluate all options and, finally, to implement a course of action.

Initial Planning

Drawing on our internal resource base, the Housing Corporation contacted several alumni with experience in both architecture and building construction. After all, The Auburn University College of Architecture Design and Construction is one of the country’s premier programs. Preliminary discussions confirmed that installation of such a system, given the age and unique architecture of the house, would require tearing into the majority of ceilings and walls throughout the house. As much of the structure was built in a previous era, concerns were voiced that “peeling back the onion” in such magnitude may have revealed numerous, unforeseen items that would be required to comply with modern building codes. Given this risk, a proper cost-benefit analysis could not be conducted until a reasonable degree of scope was agreed upon by the Fraternity, Auburn University, and the City of Auburn.

Richardson Architecture, a specialist in fraternity house renovations, was contracted in April, 2008, to conduct a full codes assessment of the house, in relation to the sprinkler installation. The objective of this project was to estimate the total of additional, unforeseen costs that might be incurred throughout the sprinkler installation. This was a lengthy process, as the first requirement from Richardson was a set of house plans (i.e., blueprints) that reflected the current layout of the structure. Thanks to the philanthropy of Steve Reeves, Sr. Architect at HKW Associates, a set of modern plans was drawn up pro-bono, and provided to Richardson.

Alternative Options

The outcome of Richardson’s findings was not clear for several months, as a vast deal of red tape and architectural assessment was involved. Throughout this time, Housing Corp. executives met in June, 2008, to discuss all available options and possible alternatives. The choice was pretty clear – install the sprinkler system or find a new residence. However, the Devil was truly in the details.

Upon contacting the university, it was discovered that two lots were reserved on New Fraternity Row for new construction. Due to the financial management of Louis Hawkins, CPA and Chapter Treasurer, the mortgage on the house was completely paid off, with a little extra in reserve. Consequently, the option of selling the residence at 319 N. College and replacing it with a structure on New Row was feasible. Such a move would undoubtedly impact the Chapter, as increased numbers would be required to maintain a multi-million dollar house. Furthermore, the uniqueness and character of the current residence would likely be lost to a new house, no matter how architecturally profound and ornate.

Several months of diligence produced a list of factors that strongly discouraged a move to New Row:

1. Of the two available plats, one was grandfathered to Alpha Psi and the other was practically earmarked for Alpha Tau Omega; the lobbying effort to simply secure a piece of land would have been extensive.
2. The submittal process included a $50,000 deposit to secure the property, and was non-refundable should construction be abandoned.
3. The 319 residence exists in the North College Street Historic Preservation District, thus preventing any material modification to the façade of the house without board approval. This zoning drastically reduces the market price, as major structural modifications or demolitions by Chi Phi or future owners would not be permitted.
4. The brotherhood at the time was approximately 50 members. This number would need to be nearly doubled, and maintained each semester, to ensure we did not default on the new mortgage. The alternative was to drastically increase dues, which violates one of the strongest selling points of Chi Phi at Auburn (i.e., traditionally low dues and rent).
5. Our alumnus is relatively young in comparison to other fraternities at Auburn. Conducting a capital campaign for a new house would have been an extensive effort with a low probability of securing significant pledges in the required time frame (costs for a new structure range between $2 – 2.5 million).

Given the above challenges, we collectively decided that renovating the current house was the best short-term option. Fortunately, Richardson Architecture’s assessment resulted in a satisfactory probability that the sprinkler installation could be performed without facing a “slippery slope” of code remediation. However, the assessment further confirmed the extent to which the house would require demolition and renovation.

Renovation Genesis

The sprinkler installation was estimated between $80,000 and $100,000. While significant, especially in current economic times, this was feasible, given the financial standing of the Chapter. As the Richardson assessment was reviewed, the point was raised that undertaking such major constructions simply to install a sprinkler would not provide much added benefit to the livable state of the residence. In other words, if we were going to rip out all of the walls and ceilings to run pipes, we may as well use the opportunity to perform much needed structural and cosmetic renovations. The cost analysis was performed, and it was decided that select renovations to the house interior should be performed in conjunction with the sprinkler installation.

Alumnus Brad Ringer and Steve Ringer formed a renovation SWAT team, in conjunction with Drew Parker, Justin Eidson, and Louis Hawkins. This group began the renovation process based on the findings from Richardson and a loose pledge by the City of Auburn that the age of the house would be considered when inspecting new construction for building code compliance. However, the first step was to secure financing.

As the mortgage on the house was fully paid, we were able to secure a loan through Auburn Bank, with only the house and non-cash assets of the Housing Corporation as collateral. More importantly, no officer of chapter member was required to sign his name on the loan. Given the current economic climate, this was quite remarkable, and allowed the process of scoping the renovation effort to move forward. While the details of the renovation were quite aggressive in scope, given the constrained budget remaining after sprinkler installation, the following items were identified as in-scope for Phase I:

1. Repair and refinish existing hardwood flooring on the main floor;
2. Replace all carpeting in common areas of the house;
3. Install new lighting fixtures in most areas of the house (to cover exposed sprinkler apparatus);
4. Repaint ceilings and walls in common areas of the house;
5. Renovate all bathrooms, including plumbing, tiling, fixtures, toilets, showers, etc.;
6. Repair or rebuild all French doors on the first floor;
7. Install an ADA-compliant handicap access ramp in the rear of the house;

A New Beginning

As of August 17, 2009, the City of Auburn approved the Certificate of Occupancy required to legally domicile residents in the house. Fifteen active brothers have moved back into the residence just in time for Fall Semester, 2009, and they could not be more delighted with the outcome of the renovation. This accounts for nearly one-third of the active chapter, and occupancy is expected to increase each coming semester. Given a large graduating class in 2007, and the fact that the house was closed for over a year, many of the brothers have never experienced life in the fraternity house. As the house is the lifeblood of the chapter, this marks a new era in the renaissance of Mu Delta.

While expansive in scope, this project only marks the beginning of a continued commitment by the Housing Corporation and Mu Delta alumni towards the long-term maintenance and viability of the chapter residence. This project marks the initial phase of sustained set of renovation projects that will be scoped and implemented by the Housing Corporation in the years to come. As the sun sets on a testing time in the life of Mu Delta, a new beginning is dawning on the Plains of Auburn. We kindly request the assistance of all alumni, family, friends, and parents as we look towards the future of our beloved house.

Please view our Picture Gallery for photos of the construction and completed renovation.